I can't imagine high maintenance A/B types of people, I used to have a B+ rental, and tenant literately tried demanding we power wash the house! 

We provide all shared supplies for the house (trash bags, dish washing soap, etc).

In addition, I plan to enclose the back porch to add an additional bathroom and a laundry room.

@Tyler Wash welcome to BiggerPockets!

The previous owner still used a wash board 10 years ago . 

Laundry is a massive touch, especially if it is free.

We limit ceramic/porcelain tile to smaller areas (bathrooms, kitchens, laundry/mud rooms) where we can place radiant heat under the tile - precisely due to the cold factor up here where winter is 5-6 months long.

However since the first part of 2018 it is essentially a wash and we know the economy is strong at least through 2018.  

@Chris RobertsThe short answer, no.For using rental income on the property you already own and are vacating, you cannot use an appraisal for the amount of rental income, you would need to have a signed lease prior to closing, and you use 75% of the gross rent, which will wash against the mortgage payment.

Because our nation is so evenly split, I think its a wash.